TDHCA income limits cap how much a household can earn and still use the state's homebuyer programs. For My First Texas Home, the current limits took effect July 13, 2026 and depend on your county and household size. In Bell, Coryell, and McLennan counties, outside targeted tracts, the limit is $101,500 for 1 or 2 people and $116,725 for 3 or more, and TDHCA counts the income of everyone who signs the Deed of Trust, including a non-purchasing spouse. My Choice Texas Home uses a separate table, has no purchase price limit, and counts only the borrowers' qualifying income.
I'm Taylor Ring, a Mortgage Loan Officer with Fairway Independent Mortgage Corporation (The Wood Group) in Belton, and Fairway is a participating lender for TDHCA programs. Every figure below comes from TDHCA's own limits table, program matrices, and Lender Guide, which I read on October 21, 2026. Limits change, so always confirm against the official TDHCA Income and Purchase Price Limits table before you shop.
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Where to Find the Official TDHCA Limits Table
TDHCA posts one PDF, the Income and Purchase Price Limits table, on its homebuyer site. It holds:
- My First Texas Home and Texas Mortgage Credit Certificate income limits and 1-unit purchase price limits
- My Choice Texas Home income limits, plus county lists for conventional loans
- 2-unit purchase price limits
Don't confuse it with TDHCA's Income and Rent Limits page, which covers rental programs like Housing Tax Credit properties. For TDHCA homebuyer assistance, the homebuyer table is the one that applies.
My First Texas Home Income Limits
My First Texas Home is TDHCA's program for first-time buyers, with FHA, VA, or USDA loans and down payment assistance. The limits table splits income by household size and by whether the home sits in a targeted area:
- 1 or 2 persons: 100% of area median family income (AMFI)
- 3 or more persons: 115% of AMFI
- Targeted area, 1 or 2 persons: 120% of AMFI
- Targeted area, 3 or more persons: 140% of AMFI
Counties that aren't listed by name use TDHCA's Balance of State row. Bell, Coryell, and McLennan aren't listed, so they use that row. Williamson County is part of the Austin-Round Rock-San Marcos MSA, which has its own row.
| County (2026 table) | 1-2 Persons | 3+ Persons | Targeted, 1-2 Persons | Targeted, 3+ Persons |
|---|---|---|---|---|
| Bell, Coryell, McLennan (Balance of State) | $101,500 | $116,725 | $121,800 | $142,100 |
| Williamson (Austin-Round Rock-San Marcos MSA) | $134,400 | $154,560 | $161,280 | $188,160 |
Source: TDHCA Income and Purchase Price Limits, income limits effective July 13, 2026. Targeted limits apply only if the property is in a qualified targeted census tract.
So a Temple, Killeen, or Waco household of four would compare its income to $116,725, and a Round Rock or Georgetown household of four would compare to $154,560, unless the home is in a targeted tract.
My First Texas Home Purchase Price Limits
TDHCA's Lender Guide says each home's acquisition cost (the sales price) can't exceed the purchase price limit for its county. The price limit depends on the number of units and on whether the home is in a targeted area.
| County (2026 table) | 1-Unit | 1-Unit, Targeted | 2-Unit | 2-Unit, Targeted |
|---|---|---|---|---|
| Bell, Coryell, McLennan (Balance of State) | $566,354 | $692,211 | $725,146 | $886,289 |
| Williamson (Austin-Round Rock MSA) | $598,019 | $730,912 | $765,585 | $935,716 |
Source: TDHCA Income and Purchase Price Limits table, purchase price limits effective July 13, 2026.
A 2-unit property only works if you live in one unit as your principal residence. TDHCA's matrix also requires that a duplex has been residential for at least 5 years before closing, a rule it waives in a qualified targeted census tract.
My Choice Texas Home Income Limits
My Choice Texas Home has no first-time buyer requirement, so repeat buyers can use it. Its limits work differently:
- No purchase price limits. The table says "No Purchase Price Limits Apply" and to follow agency guidelines.
- Any family size. There's one figure per county, not separate figures for 1-2 and 3+ people.
- Separate columns by loan type. FHA, VA, and USDA loans use a 170% AMFI limit. Conventional loans through Fannie Mae HFA Preferred or Freddie Mac HFA Advantage have two options: one for incomes at or below 80% of AMI and one for incomes over 80% of AMI.
| County (2026 table) | Conventional, 80% AMI and Below | Conventional, Over 80% AMI | FHA, VA, USDA |
|---|---|---|---|
| Bell | $68,480 | $145,520 | $172,550 |
| Coryell | $68,480 | $145,520 | $172,550 |
| McLennan | $71,680 | $152,320 | $172,550 |
| Williamson | $107,520 | $228,480 | $228,480 |
Source: TDHCA My Choice Texas Home Income Limits table, effective July 13, 2026. Bell, Coryell, and McLennan use the "counties not listed" row for FHA, VA, and USDA and the county lists for conventional.
For conventional loans, TDHCA's matrix says the 80% AMI classification is determined by the automated underwriting findings, based on total qualifying income and the property address. I run that check as part of your pre-approval.
How TDHCA Counts Household Income
This is where the two programs split, and it's the part I see people get wrong most often.
| My First Texas Home | My Choice Texas Home | |
|---|---|---|
| Whose income counts | Borrowers plus anyone expected to live in the home and become liable on the Deed of Trust | Only the borrowers' income as shown on the loan application (1003) |
| Non-purchasing spouse | Included | Not included |
| Co-signer | Not counted (co-signers can't live in the home or be on title) | Not counted for FHA, VA, USDA; counted for conventional |
| Household size | Number of qualified residents of the home; co-signers don't count | Any family size |
| Tax documents | 3 years of IRS transcripts or signed returns for all borrowers, including a non-purchasing spouse | Tax returns not required |
Sources: TDHCA My First Texas Home and My Choice Texas Home Program Matrices (published August 17, 2026) and TDHCA Lender Guide Section 1.7 (effective August 26, 2026).
A few more rules from TDHCA's Lender Guide:
- It's current gross income. TDHCA's matrices list wages, commissions, bonuses, self-employment income (plus depreciation), pensions, annuities, alimony, child support, dividends, interest, and public assistance, among others.
- It can't be lower than your qualifying income. The income used for the limit doesn't have to match the income used to qualify you for the loan, but it can never be less.
- Irregular income gets a closer look. Lenders review one-time bonuses, commissions without enough history, and child support that's awarded but not received, and count income that's consistent and expected to continue.
- Unmarried occupants: don't include the income of an unmarried occupant who isn't on the Note.
- The tax returns have a different job. For My First Texas Home, TDHCA says the returns or transcripts verify first-time buyer status, not income, unless underwriting requires them.
Hypothetical Example: A Temple Household of Three
This is a hypothetical scenario, not an actual client. One spouse is buying a home in Temple (Bell County) and earns $70,000. The other spouse isn't on the loan and earns $50,000. They have one child, so three people will live in the home.
- My First Texas Home: TDHCA counts both spouses, so the household is at $120,000. That's above the $116,725 limit for 3 or more persons in a non-targeted tract. In a qualified targeted tract, the limit is $142,100, so the same household would fit.
- My Choice Texas Home with an FHA loan: only the borrower's $70,000 counts, which is under the $172,550 limit.
Same family, same house, different answer. That's why I check both programs side by side.
Targeted Areas: Higher Limits and No First-Time Rule
TDHCA uses only the qualified census tracts listed in IRS Revenue Procedure 2024-08. A qualified tract is one where 70% or more of families have income at or below 80% of the statewide median family income. In those tracts, TDHCA allows:
- Higher income limits (120% and 140% of AMFI instead of 100% and 115%)
- Higher purchase price limits
- An exception to the first-time buyer requirement for My First Texas Home
TDHCA's Qualified Targeted Census Tracts list includes tracts in Bell, Coryell, McLennan, and Williamson counties. To check a specific home, TDHCA says to look up the census tract for the full address on the FFIEC geocoder and confirm the county and tract match its list exactly. I'm happy to do that lookup for any address you're considering.
Other Help That Uses These Limits
- Texas Mortgage Credit Certificate: it shares the same combined income and purchase price limits table as My First Texas Home. My mortgage credit certificate guide explains how the tax credit works.
- Capital Area HFC gift funds: TDHCA lists a $2,500 gift for homes in Williamson County (and Hays County) when combined with a TDHCA product. TDHCA's matrix says the income limits match the program you pair it with, and the funds are first come, first served.
TSAHC programs like Home Sweet Texas set their own income limits, so a household over a TDHCA limit may still fit there. My down payment assistance in Texas page compares statewide options, and my Texas first-time home buyer programs guide covers the wider menu. USDA loans have separate limits too; see my USDA loan requirements guide.
Before You Apply: A Quick Checklist
- Find your row. Open the TDHCA limits table and find your county. If it isn't listed, use Balance of State.
- Count your household correctly. For My First Texas Home, include a non-purchasing spouse's income and count everyone who will live in the home.
- Check the address for a targeted tract. It can raise both limits.
- Compare both programs. My Choice Texas Home may fit when My First Texas Home doesn't.
- Stay under the price limit if you're using My First Texas Home.
- Talk with a participating lender to calculate income the way TDHCA does and to see which assistance options are on that day's Rate Notice.
Questions for TDHCA directly? Call 1-800-792-1119 or email txhomebuyer@tdhca.texas.gov.
Frequently Asked Questions
What are the TDHCA income limits in 2026?
TDHCA's current Income and Purchase Price Limits table took effect July 13, 2026. For My First Texas Home in Balance of State counties such as Bell, Coryell, and McLennan, the limits are $101,500 for 1 or 2 persons and $116,725 for 3 or more persons. Williamson County's limits are $134,400 and $154,560. Targeted census tracts have higher limits.
Does a non-purchasing spouse's income count for TDHCA?
For My First Texas Home, yes. TDHCA counts the income of the borrowers and anyone expected to live in the home and become liable on the Deed of Trust, including a non-purchasing spouse. For My Choice Texas Home, no. Only the borrowers' income shown on the loan application is compared to the limit.
Does My Choice Texas Home have a purchase price limit?
No. TDHCA's table states that no purchase price limits apply to My Choice Texas Home and that agency loan guidelines are followed instead. Income limits still apply, and they are one figure per county for any family size.
What is the TDHCA purchase price limit in Bell County?
Bell County uses TDHCA's Balance of State row. For My First Texas Home, the 1-unit purchase price limit is $566,354, or $692,211 in a qualified targeted census tract. The 2-unit limits are $725,146 and $886,289. These figures are effective July 13, 2026.
How do I know if a home is in a TDHCA targeted area?
Look up the census tract for the full property address on the FFIEC geocoder, then compare the county and tract number to TDHCA's Qualified Targeted Census Tracts list. If both match exactly, the home qualifies for the higher targeted income and purchase price limits and the first-time buyer exception.
Let's See Which TDHCA Limit Fits Your Household
Send me your county, household size, and income sources. I'll run them against both TDHCA programs and TSAHC so you know where you stand before you make an offer.
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Related Guides
- My First Texas Home Program Guide
- Down Payment Assistance in Texas
- Texas First-Time Home Buyer Programs
- Home Sweet Texas Home Loan Program
- Mortgage Credit Certificate in Texas
- How Much House Can I Afford in Texas?
Sources
- TDHCA Income and Purchase Price Limits table (income and purchase price limits effective July 13, 2026)
- TDHCA My First Texas Home Program Matrix and My Choice Texas Home Program Matrix (published August 17, 2026)
- TDHCA Lender Guide (effective August 26, 2026), Sections 1.7, 2.6, and 2.7
- TDHCA Qualified Targeted Census Tracts
- TDHCA Homebuyer Programs and TDHCA Income and Rent Limits (rental programs)
Taylor Ring, NMLS #2809683 | Fairway Independent Mortgage Corporation, NMLS #2289 | The Wood Group of Fairway, 127 Lake Rd Ste 300, Belton, TX 76513 | Equal Housing Opportunity. This is not a commitment to lend. All loans are subject to credit approval and program guidelines, and approval, rates, and program availability are not guaranteed. Income and purchase price limits are set by TDHCA and can change; confirm current figures on TDHCA's website. Examples are hypothetical. Not affiliated with or endorsed by TDHCA or any government agency.